Mammoth Lakes is a quiet mountain town known for outdoor recreation
The town of Mammoth Lakes has an elevation of nearly 8,000 feet in California's eastern Sierra Nevada mountains. "People think Mammoth Lakes is a lake, but there's no Mammoth Lake. Though you could say there's a mammoth amount of lakes," says Danielle Bauman, a Realtor with Destination Real Estate. The town of around 7,200 is in rural Mono County, about 50 miles from the Nevada border and 80 miles from Fresno. "It's a year-round community. People come to ski or snowboard and then stay for the summer. The summers can't be beat with all the lakes and wildlife and mild temperatures." Bauman grew up in Mammoth Lakes and now lives there with her own family. "It grows on me more and more. It's very special and one of the most peaceful places I've been."
Lake life, skiing and mountain views
"Jumping into lakes is very common here, but people probably aren't swimming laps. A lot of the lakes are a bit too cold," Bauman says. To the south, the Mammoth Lakes Basin is popular for fishing, paddleboarding, hiking and camping. Twin Lakes, Lake Mary, Lake Mamie, Lake George and Horseshoe Lake are prized for their clear, glacial waters amid the mountainous terrain and evergreen forests. The Mammoth Mountain Ski Area is within a few miles drive of most homes, and June Mountain Ski Area is about 20 miles northwest. Mammoth Mountain Bike Park, Shady Rest DiscGolfPark and the Volcom Brothers Skate Park are favorites for outdoor recreation. Snowcreek Golf Course and Sierra Star Golf Course are open to the public. There are also miles of hiking trails and nearby attractions like Rainbow Falls and the Devils Postpile National Monument, a geological formation.
Custom homes, condos and townhomes with a wide range of prices
Most of the single-family homes have custom designs, including A-frames, log cabins and lodge-style homes. Chalet-inspired features include lofts, balconies and elevated decks that add to the alpine allure. Older homes, with 1,000 square feet to 2,600 square feet, range from about $570,000 to $1.1 million. Homes built after 2000 may have five or more bedrooms and up to 5,500 square feet, with prices ranging from $2.2 to $3.8 million. Others have estimated values up to $6 million. "It definitely costs to live here. We always say if you're able to live here, then you are blessed," Bauman says. Bauman also sees a growing market for second homes as well as single-family homes used as vacation homes. Condominiums outnumber single-family homes and range from about $320,000 for a studio to over $2.2 million for a three-bedroom. There are also townhomes, priced from about $550,000 to $2.6 million. Square footage and location account for the wide price ranges for condos and townhomes, many of which are used as rental properties.
Many subdivisions to choose from, and some get more snow than others
The variety of subdivisions in Mammoth Lakes includes ski-in, ski-out neighborhoods and others centered on lodges with chair lifts. Other options include gated and golf course communities, mixed-use developments and areas with acre-plus lots that allow horses. Some subdivisions have homeowners associations, too. "I honestly would tell people not to limit their search to one area, because Mammoth is so diverse and a lot of the homes are custom-built. I always tell people, 'Just look at everything. It's not going to take you that long.'"
Weather can also change from neighborhood to neighborhood. "The subdivision that I grew up in is The Trails, and we call it the Banana Belt of Mammoth Lakes because it's at a slightly lower elevation, so it has somewhat warmer temperatures and less snow," Bauman says. "Once, I was lying out suntanning on my deck in The Trails, and then I drove to Old Mammoth, where it was snowing." This is a very high-risk area for fires, according to the 2025 Fire Hazard Severity Zones map issued by the Office of the State Fire Marshal. There's also a risk for earthquakes. Due to active faults in Mono County, there can be incidents of ground shaking. Rockfalls and landslides are possible, though they mainly occur outside of residential areas.
A variety of options for shopping, dining and community events
Among the commercial areas is The Village at Mammoth in the northeast part of town. The Village hosts summer events like Mammoth Reggae Festival, Mammoth JazzFest and outdoor series for movies and live music. Winter festivities at The Village include a holiday tree lighting, the Night of Lights and a New Year's Eve concert and fireworks.
A couple miles southeast of The Village are several shopping centers along Old Mammoth Road. One has a Vons grocery store and Minaret Cinemas, which shows first-run films. The movie theater also offers a kids' summer series and has served as a venue for the Mammoth Lakes Film Festival, a multiday event in May.
Mammoth Lakes has dozens of places to eat out, from cafes and bars to casual spots. The Warming Hut has from-scratch traditional dishes, and the Melt House serves grilled cheese and soups to skiers coming off the slopes. Fine-dining picks include The Mogul Restaurant for American cuisine and Skadi for European-inspired dishes.
Kids may attend public schools in the Mammoth Unified School District
The Mammoth Unified School District serves the area, with some students starting at Mammoth Elementary School, which earns a B-minus grade from Niche. Mammoth Middle School receives a B-plus, and Mammoth High School — the largest high school in Mono County — has an A-minus. More than a third of Mammoth High students are dual-enrolled in community college courses, and over half of its graduates attend college.
Employment trends and environmental conditions in Mammoth Lakes
Recreation and tourism are central to the economy, and many people have jobs in those sectors. "The work required to maintain a lifestyle here is worth it. There's a joke here that you're not a local if you don't have three jobs," Bauman says. The town isn't close to a central job hub, so commutes may be long. Alternatively, many people in Mammoth Lakes have remote jobs.
Somewhat car-dependent, with access to pathways, buses and airports
Mammoth Lakes is fairly car-dependent, in part because of the terrain. However, getting around town doesn't require travel over long distances, so some people walk or bike. "Everything is within about 2 miles from everything else," Bauman says. Multiuse pathways like the Lakes Basin Path and the Town Loop allow e-bikes. The Eastern Sierra Transit Authority offers bus service on free fixed routes throughout town and rides with fares by reservation to Bishop and Lancaster. The Yosemite Area Regional Transportation Service (YARTS) provides seasonal rides from the Mammoth area to Yosemite National Park, which is about 40 miles to the northwest. U.S. Route 395 and state Route 203 are the major roads in the area.
Mammoth Yosemite Airport, primarily a general aviation facility, offers some passenger service, particularly during the skiing season. For more options, it's about 45 miles to the Eastern Sierra Regional Airport, which is also known as Bishop Airport. It's considered the commercial airline hub for the Mammoth area.
Written By
Robin Silberman
